Beulah Housing Plans On Hold

Aneurin Canham-Clyne PhotoPlans to build affordable housing on two Munson Street lots are on hold, following a City Hall meeting Wednesday of the Livable City Initiative’s Property Acquisitions and Disposition Committee.

The committee voted to send the proposed deals back to the not-for-developer, Beulah Land Development Corps, to draw up a new development plan and land disposition proposal.

Beulah, which has transformed once-blighted property in Dixwell with new affordable housing, is seeking to buy land from the city to build a three-family house at 232 Munson and a two-family house at 245 Munson. The board of LCI — government’s neighborhood development and anti-blight agency — is the first of several stops for needed approval.

Tom Talbot, the city’s deputy director of zoning, said Beulah’s proposals violated zoning ordinances regarding the amount of space in each lot. He also advised that one lot is zoned for industrial, not residential, use. Talbot advised LCI to delay the sales until Beulah comes up with a proposal within zoning limits or gets approval from the Board of Zoning Appeals.

“They’re out of line to approve non-compliant zoning,” Talbot said of LCI.

Evan Trachten, the Acquisitions and Dispositions Coordination for LCI, disagreed. Trachten said LCI has long approved sales to developers whose final plans haven’t been approved by the zoning board. He said the disagreement was a philosophical one.

Quinnipiac Meadows Alder Gerald Antunes expressed concern that LCI would tarnish its reputation if it approved non-compliant proposals.

“It makes us look bad to approve something that isn’t permitted,” Antunes said.

“The applicant seeks their own approval,” Trachten said. To Trachten LCI’s job is to get land and housing into the hands of developers who want to build housing, and let them negotiate with the Board of Zoning Appeals directly.

Talbot said the lots are too small to be zoned for multi-family units; 232 Munson measures 5,200 square feet; 245 Munson, a mere 3,400 square feet.

Iman Hameen, who lives near 245 Munson, agreed that the lots are too small for the project..

“There’s no room. It’s going to be very tight,” Hameen said.

“It’s one thing to ask for a variance on a one- or two-family [house]. It’s another thing entirely to do that for a three-family structure,” Talbot said. Talbot also voiced concern that multifamily structures encourage renting over homeownership, though Trachten said LCI has developed multi-family rentals and multi-family owner-occupant-rental mixture before.

The proposed deals, under which Beulah is to pay $1,000 per unit of deed-restricted affordable housing, were both rejected until Beulah Land Development comes back with a proposal meeting the zoning rules in place. Then, Talbot said, he would feel satisfied with the deals, and the process. Talbot said the votes Wednesday left the door open for zoning changes further down the line, but ensured LCI would be dealing with zoning compliant land dispositions.

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posted by: newhavenlives on February 22, 2018  12:38pm

and we wonder why there is a shortage of affordable housing or why it cost $250,0000 or more to build one unit of affordable housing. a cash strapped non-profit must spend tons of cash to get through a multi step acquisition process it has no assurance will be successful at any one of those multiple steps. i wish technocrats like Tom Talbot would use some common sense. Trachten gets it. given that the goals of the organization align with the goals of the administration, can’t the planning department provide the non profit with some guidance at least to get through the preliminary processes?

and, with all due respect to the neighbor, this non profit has a proven track record in the neighborhood. their developments are well kept and great additions to the neighborhood and its sad that none of that was considered to balance the neighbor’s view…at least that’s not obvious from this reporting.

posted by: THREEFIFTHS on February 22, 2018  2:40pm

Like I said before.

posted by: THREEFIFTHS on January 19, 2018 5:08pm

The projects are at the early stages, Brooks said; no architectural renderings are yet available. Eventually, the 340 Dixwell project will need approval from the City Plan Commission. He said the Munson Street proposal might need zoning relief unless it can be included in relief granted recently to the 201 Munson project.

Notice The projects are at the early stages, Brooks said; no architectural renderings are yet available.

Brooks came to the Dixwell management meeting to seek neighborhood support for Beulah’s request to city for a $100,000 Community Development Block Grant to help support the Munson project.

Notice.Beulah’s request to city for a $100,000 Community Development Block Grant to help support the Munson project.

I will say this.Good luck.He better hurry up.From what I have be told the Gentrification Vampires have already taken over Dixwell ave and Munson st.From what I also hear that the Gentrification Vampires are trying to get that Dixwell Plaza and if they do which I think they will get.All those stores along with Christ Chapel Church will be force out.

posted by: Brian L. Jenkins on February 25, 2018  5:16pm

Certainly I understand the importance of compliance.  However, the ambiguity appears to be more prevalent between Talbot and Trachten than does it with the leadership of Beulah Land Development Corps.  Moreover, given the impressive track record that BLDC has historically shown, the city should gladly pave the way for this acquisition/development.

Regarding the neighbor, clearly this person has fallen in love with so much decay in the contiguous area, that finally seeing the emergence of beautiful dwellings in a once volatile neighborhood, is apparently interrupting his comfort.